Fire doors kept open will affect the level of protection provided by an expensive sprinkler system. In addition, the failure of a pump will mean that water cannot get into the sprinkler pipes. Several systems contribute to building fire protection, and failure of one means that the effectiveness of others will be reduced.
Layers Instead of Gimmicks
There are two main layers of building fire protection services. The passive layer consists of fire-resistant walls and floors, fire doors, and fire stopping around penetrations of services through walls and floors. The active layer consists of sprinklers, hydrants, hose reels, smoke detectors and alarms.
They work together when there is an emergency. Fire-resistant walls will help slow down the flames, and this will give sprinklers sufficient time to fight the fire. Alarms will notify the occupants that it is now possible for them to use protected escape routes. Poor design, poor installation and poor coordination between systems could put occupants at risk.
Who Has The Duty?
In Victoria, people who own buildings have to make sure they’re keeping on top of the really important safety stuff. That means following what’s in their occupancy permit and any special orders that have been made for maintenance. Every year, they’ve got to get a report done on that safety stuff, and be ready to hand over all the maintenance records, reports and schedules whenever a municipal building surveyor or their boss comes knocking.
You can get someone to handle all this for you, but they need to have a clear agreement in writing. In places with lots of owners, the owners corporation might get some outside experts in to do the work. But it’s always a good idea to double-check that your agent actually has the authority to do what they’re doing, and to make sure they’re competent to do the job.
If there are multiple owners in a property, it can get a bit messy. The occupiers have their own responsibilities too, like keeping exits and walkways clear and in good nick. And if you’re renting, you need to check your lease to see who’s supposed to be in charge of everyday maintenance.
New South Wales tightened up their rules from 13 February 2026. Now, buildings in certain classes have to get their fire safety gear inspected and tested every year, unless they’ve got a special deal in place. That applies to new buildings and old ones alike.
The Paperwork Trail
Keeping good records is important, because it proves that the fire safety systems have been looked after. Under the rules in Victoria, the people who service the equipment have to give the owner a copy of the documentation. That’s usually kept in an essential safety measures box, which should be near the entrance or somewhere else that’s easy to get to. Sometimes the records get a bit patchy, especially in plant rooms where there’s not a lot of documentation to speak of.
But a good maintenance record can be like a safety net. If you look at it closely, you can spot problems before they become big issues. Things like missing signatures, really long gaps between services, and recurring defects will all give you a pretty good idea of what’s going wrong.
When Buildings Get Shared?
When you’ve got shared ownership or lease arrangements, it can get really complicated. Tenants might think the owners are in charge of maintenance, while the owners think the tenants are supposed to sort it out. Getting everything in writing before a maintenance visit helps stop any arguments.
In buildings that are owned by multiple people, like strata properties or apartment complexes, it’s a good idea to figure out who’s responsible for what. Who arranges the maintenance visits, keeps the records, and signs the annual report? Apartment residents have responsibilities too.
Things to Ask A Maintenance Provider
- Are the people doing the maintenance qualified, and are they doing it according to the rules?
- What kind of records will you be getting after each service, and how will they be delivered?
- How do you handle defects, who reports them, prioritises them, and makes sure they get fixed?
- Who looks after the pumps and valves in plant rooms, and how often?
- What kind of support do you offer if something goes wrong outside of normal hours?
If a maintenance provider gives you clear answers and lets you have a look at previous service records, that’s a much better sign of a reliable provider than one that just avoids talking about the details.
Looking At The Bigger Picture
The government spent over $7.4 billion on fire services and emergency services in 2024-25. That gives you an idea of just how much public money is going into emergency response.
